Hulme Living Leaf Street Housing
Hulme Living Leaf Street Housing by Mecanoo for One Manchester The area around Leaf Street in Hulme, just outside Manchester city centre, has a history
Apartments
Plan and Layout
Introduction
Apartment buildings should sit in attractively landscaped grounds, providing private garden space for ground floor units together with a communal garden at ground floor for those residents living in upper floor units. Good quality internal and external environments must be provided for occupants to promote health and well-being. Car parking provision must be carefully sited and not dominate the site.
Floorplates should sit comfortably with the urban grainThe pattern of the arrangement of street blocks, plots and their buildings in a settlement. The degree to which an area’s pattern of blocks and plot subdivisions is respectively small and frequent (fine grain), or large and infrequent (coarse grain). Urban grain is a key component of defining the character of a place. More, avoiding large ‘L’ shaped blocks, whilst the number of dwellings accessed from a single core should be no more than eight units per floor – this will help to encourage a sense of community.
Features of apartment plan and layout
- Entirely dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation. More apartments for increased daylight and ventilation
- ContextualThe context includes the immediate surroundings of the site, the neighbourhood in which it sits and the wider setting. The context may include the physical surroundings of topography, movement patterns and infrastructure, built form and uses. An understanding of the context, history and character of an area must influence the siting and design of new development. More scale, materials and roof forms
- Active ground floor commercial and residential uses
- Large communal courtyard with separation between habitable windows
- Private front and rear gardens for ground floor apartments
- Roof terraces, balconies and communal deck spaces
- Gaps in frontage to allow sunlight, circulation and entrances
- Multiple street entrances
APL 1
Siting
CODE
Description
Compliance
CODE
Apartment buildings must be sited in a manner that sufficient space is provided between buildings to allow for the appropriate provision of circulation routes, amenity space, public realm and tree planting.
Description
Introduce appropriate spacing and breaks between buildings to achieve a sensitive urban grainThe pattern of the arrangement of street blocks, plots and their buildings in a settlement. The degree to which an area’s pattern of blocks and plot subdivisions is respectively small and frequent (fine grain), or large and infrequent (coarse grain). Urban grain is a key component of defining the character of a place. More and to avoid overly long frontages and perimeter blocks without appropriate spacing between buildings.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Documents required:
- Site plan
- Landscaping plan
- Code requirement signposted in the Design and Access Statement.
Example of apartment block circulation
Built examples
APL 2
Courtyard and perimeter blocks
CODE
Description
Compliance
CODE
Courtyard and perimeter blocks must be designed to ensure that there are appropriate breaks between buildings within the block to provide an attractive streetsceneAll spaces and features which form the street environment, including buildings, street furniture, fittings and finishes and green infrastructure and open spaces. More, and to ensure that the spaces they enclose are large enough to provide a functional, stimulating, healthy, comfortable, and safe environment.
Description
Courtyard and perimeter blocks are enclosed and therefore require careful consideration in their design. Applicants will be required to introduce breaks between buildings to ensure they are both visually and physically permeable. Regard must be had to height, orientation, daylight, sunlight, privacy and adequate separation distances in order to ensure that a high quality environment is delivered.
Breaks between buildings are important to provide relief in the built formForm is the three-dimensional shape and modelling of buildings and the spaces they define. Buildings and spaces can take many forms, depending upon their: size and shape in plan; height; bulk – their volume; massing – how bulk is shaped into a form; building lines – the alignment of building frontages along a street; and relationship to the plot boundary – and whether they share party walls or not. In the case of spaces, their form is influenced by the buildings around them. More and to aid permeabilityThe degree to which an area has a variety of pleasant, convenient and safe routes through it. More and legibilityThe degree to which a person understands and recognises characteristics about an area or building which help them to navigate around an area, or understand a building. More into and through the site. Together with breaks between the buildings, the reduction in height of buildings at the southern end of a block will allow greater daylight and sunlight penetration into courtyards, creating a more comfortable and pleasant environment to support and improve the health and wellbeing of residents and visitors.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Documents required:
- Site plan
- Landscaping plan
- Solar studies or BRE compliant Daylight and Sunlight Assessment if required by the Council’s adopted Validation Checklist.
Example
Perimeter courtyard block: this example shows a rectangular block with its longest elevation facing south for the maximum number of south facing units. All apartment units are at least dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation. More and there is adequate separation distances between elevations. There is a mix of communal and private gardens on ground floor. Public facing elevations have private residential entrances and active commercial units on the corners. There are multiple entrances into apartment buildings and no building has more than eight units per core.
Private garden space
Communal open spaceOpen spaces forming part an estate or block intended for use by residents of the respective estate or block. They are distinguished from publicly accessible open spaces or other public land open to members of the public by clearly defined boundaries. More
Built examples
APL 3
Nationally Described Space Standards
CODE
Description
Compliance
CODE
All dwellings must comply with the Nationally Described Space Standards as a minimum.
Description
The Nationally Described Space Standards set out requirements for the Gross Internal (floor) Area of new dwellings at a defined level of occupancy as well as floor areas and dimensions for key parts of the home, notably bedrooms, storage and floor to ceiling height.
The dwelling sizes set out within these standards are considered to be the minimum to deliver an acceptable standard of living. Applicants should aspire to provide dwellings which exceed these standards.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Documents required:
- An accommodation schedule for every apartment / apartment type demonstrating compliance with the Nationally Described Space Standards.
- Code requirement signposted in the Design and Access Statement.
APL 4
Aspect
CODE
Description
Compliance
CODE
The number of dual aspect units within an apartment block must be optimised and the number of single aspect north, north western and north eastern facing units minimised.
Description
The creation of dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation. More internal spaces is important, increasing the opportunity for natural daylight and sunlight for at least part of the day, all year round. Where it is not possible to avoid apartments with a northerly aspect, floor plans must be designed to optimise the number of apartments with a dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation. More. People like sunlight, it is seen as providing light and warmth, making rooms look bright and cheerful and also having a therapeutic health giving effect.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Documents required:
- Floorplans
- Code requirement signposted in the Design and Access Statement.
Examples
Deck Access: Apartments with deck access provide dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation. More elevations for daylighting and cross ventilation
Deck access and internal building coreThe core of a building is usually a square or rectangular concrete tube which houses its interior elements such as staircases, lift shafts and pipes. More: a hybrid model of internal and external circulation corridors can maximise the number of dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation. More units
sunpath
window elevations
dual aspect unit
Internal corridor slab; apartment units in a long horizontal shape building should have the longest elevations facing south and place the building coreThe core of a building is usually a square or rectangular concrete tube which houses its interior elements such as staircases, lift shafts and pipes. More or services on the north elevation.
Internal corridor tower; apartments with a smaller floorspace can maximise dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation. More apartments and locate the building coreThe core of a building is usually a square or rectangular concrete tube which houses its interior elements such as staircases, lift shafts and pipes. More on the north elevation
APL 5
Internal living environment
CODE
Description
Compliance
CODE
The internal layout of dwellings must be designed to optimise access to daylight, sunlight, outlook, privacy and ventilation and mitigate any noise transmission between habitable rooms
Description
The living conditions of internal environments has an impact on the health and wellbeing of the inhabitants of a house.
Allowing maximum daylight and sunlight can keep homes bright in winter months and allow cool breezes through the house in summer. Designers must ensure that habitable roomsAny room used or intended to be used for sleeping, cooking, living or eating purposes. More (those used for main living spacesLiving spaces can comprise dining rooms, lounges, kitchens, children’s play areas, offices, libraries, recreational spaces. These rooms should be adequate size, well-lit and connected to the house. A kitchen combined with another use such as lounge / diner, will be considered a living space. More including kitchens) receive good daylight and sunlight through orientation and window positioning and size. Whilst access to daylight and sunlight is important, care must be taken that there are no issues with overheating in the summer or excessive heat loss in the winter. Cross ventilation through habitable roomsAny room used or intended to be used for sleeping, cooking, living or eating purposes. More can be achieved though openable windows on dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation. More units, on both elevations with a clear route for breezes through the apartment.
Avoid noise transmittance where possible by separating main living spacesLiving spaces can comprise dining rooms, lounges, kitchens, children’s play areas, offices, libraries, recreational spaces. These rooms should be adequate size, well-lit and connected to the house. A kitchen combined with another use such as lounge / diner, will be considered a living space. More such as lounges on either sides of the house, away from adjoining party walls.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Documents required:
- Accommodation schedule
- Floorplans
- Code requirement signposted in the Design and Access Statement.
Examples of maximising daylight and sunlight
Dual aspect apartments: apartments with at least a dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation. More with two window elevations can have the longest internal elevation wall
Internal corridor access; apartments with an internal enclosed corridor must have a wider external elevation and larger windows to allow for more natural light to more rooms
Elevations with natural light
Longest elevation
APL 6
Active frontages
CODE
Description
Compliance
CODE
Ground floor active frontages must be optimised.
Description
Applicants must minimise blank facades, plant screens and car park entrances at ground floor level, particularly where they face areas of public realm. Where blank facades cannot be avoided they should be located on secondary elevations. Opportunities to introduce private entrances at ground floor level should be optimised where communal or commercial uses are not appropriate.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Documents required:
- Site plan
- Landscaping plan
- Floorplans
- Elevations
- Code requirement signposted in the Design and Access Statement.
Example of how an apartment can activate ground floor space
Key
- Overlooking windows
- Active ground floor uses
- Entrances
- Outdoor seating
Examples of ground floor uses to create active frontage
Residential units
Work & education
Retail & leisure
Cafes & restaurants
Residential units
Residential windows and entrances: ground floor apartments or houses can provide activity during the day and night and encourage stewardship by residents over the public realmThis is the space between and within buildings that is publicly accessible, including streets, squares, forecourts, parks and open spaces. More.
Work & education
Offices and workshops: work spaces with windows and entrances on the street will create long periods of activity during the day. Entrances should always be taken from the public realmThis is the space between and within buildings that is publicly accessible, including streets, squares, forecourts, parks and open spaces. More.
Retail & leisure
Retail and leisure: shops and gyms create lots of people activity, primarily during the day.
Cafes & restaurants
Cafes, restaurants, bars and takeaways: where such uses are allowed, they can create activity during the daytime and evening. Outdoor seating and large windows can deliver activity to enliven streets when permissible.
Principles of apartment ground floor activation
Apartments with retail (cafes, leisure, restaurants, etc) on ground floor
Apartments with undercroft parking and active retail kiosk on front public boundary
Apartments with parking to front boundary will only be allowed if sufficient space for landscape and accessible paths are provided
Partial basements will only be allowed providing they don’t create an inactive frontage at street level and there is an accessible entrance and approach to ground floor residential units.
APL 7
Provision of living spaces
CODE
Description
Compliance
CODE
Provide two living spaces for dwellings with three or more bedrooms. The living space can comprise a single living space which is capable of being sub-divided into two living spaces. Both rooms, or both parts of the room should have an external window.
Description
Family houses must be capable of providing a second separate living space. Two living spacesLiving spaces can comprise dining rooms, lounges, kitchens, children’s play areas, offices, libraries, recreational spaces. These rooms should be adequate size, well-lit and connected to the house. A kitchen combined with another use such as lounge / diner, will be considered a living space. More can provide for dining rooms, lounges, kitchens, children’s play areas, offices, libraries, recreational spaces. These rooms should be adequately sized and well-lit with access to natural daylight. A kitchen combined with another use such as a lounge / diner, will be considered to be one living space.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Documents required:
- Accommodation schedule
- Floorplans
- Code requirement signposted in the Design and Access Statement.
Examples
Cross ventilation: dual aspectDual aspect houses or apartments have been designed to have [openable] windows on two or more walls, allowing for increased levels of natural daylight, sunlight and cross ventilation. More windows allow natural breezes through the house
Noise mitigation: habitable roomsAny room used or intended to be used for sleeping, cooking, living or eating purposes. More are separated to avoid excessive noise transmittance
Natural Daylight: habitable rooms face south with large windows for daylight
APL 8
Floor to ceiling heights
CODE
Description
Compliance
CODE
Floor to ceiling heights must be designed to ensure the building sits comfortably in its setting having regard to window heights of adjacent buildings, and must achieve a minimum of 2.5 metres for at least 75% of the gross internal area.
Description
A 2.5 metre floor to ceiling height results in better proportioned and improved elevations. It ensures that rooms feel more spacious and light, particularly in single aspect apartments and those with a northerly aspect. It also helps to provide for better ventilation in single aspect and southerly facing apartments.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Documents required
- Cross sections
- Code requirement signposted in the Design and Access Statement.
APL 9
Deck access
CODE
Description
Compliance
CODE
Where deck access is proposed, this must be fully integrated into the architectural composition of the façade and incorporate complementary materials.
Description
The minimum width for all paths, corridors and decks used for communal access should be 1.5m. Deck access schemes are only likely to be considered acceptable where they allow for the provision of dual aspect units, which cannot be accommodated in any other way.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Documents required:
- Floor plans
- Elevations
- Code requirement signposted in the Design and Access Statement.
Examples
APL 10
Amenity space
CODE
Description
Compliance
CODE
All apartments must be provided with either balconies, terraces or private gardens, in addition to well-designed communal gardens.
Description
Safe and secure amenityThe desirable or useful features of a building or place which support its ongoing use and enjoyment by building occupants, residents, visitors, workers etc. It is usually understood to mean visual and aural amenity. Factors relevant to amenity include the general characteristics of the locality (including the presence of any feature of historic, architectural, cultural or similar interest), daylight, sunlight, outlook, privacy, air quality, effects of wind, odour, noise and vibration. Amenity should be preserved, so potential impacts need to be assessed and managed. More spaces must be provided for use by all residents. The provision of private amenity spacePrivate outdoor space accessible by an individual dwelling unit, in the form of gardens, balconies, roof terraces. More is essential for people’s health and wellbeing. Communal amenityThe desirable or useful features of a building or place which support its ongoing use and enjoyment by building occupants, residents, visitors, workers etc. It is usually understood to mean visual and aural amenity. Factors relevant to amenity include the general characteristics of the locality (including the presence of any feature of historic, architectural, cultural or similar interest), daylight, sunlight, outlook, privacy, air quality, effects of wind, odour, noise and vibration. Amenity should be preserved, so potential impacts need to be assessed and managed. More space and gardens should receive at least 2 hours of sunlight on the ground on 21 March in accordance with the guidance set out in BRE guidance.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with, including the two hour sun on ground requirement.
Documents required:
- Site plan
- Landscaping plan
- Floor plans
- Solar studies or BRE compliant Daylight and Sunlight study if required by the Council’s adopted Validation Checklist.
- Code requirement signposted in the Design and Access Statement.
Example of maximising private and communal open spaces in an apartment building
Key
- Communal terraces
- Private balconies
- Communal open space
- Roof terrace
- Commercial space
- Private garde
APL 11
Landscape strategy
CODE
Description
Compliance
CODE
Applicants must demonstrate that the proposed layout has been informed by a site wide landscape strategy that includes landscaping proposals, sustainable drainageSuDS are a natural approach to managing drainage in and around properties and other developments. Sustainable drainage measures are ones which avoid adding to flood risks both at a development site and elsewhere in the catchment by replicating natural drainage processes. SuDS work by slowing and holding back the water that runs off from a site, alleviating flooding and allowing natural processes to break down pollutants. More systems and biodiversity net gain requirements which comply with the best practice guide and coding requirements set out in the ‘Landscape and Nature’ section of this code.
Description
Nature contributes to the quality of a place, and to people’s quality of life. It is a critical component of well-designed places. Natural features are integrated into well-designed development. They include natural and designed landscapes, high quality public open spaces, amenityThe desirable or useful features of a building or place which support its ongoing use and enjoyment by building occupants, residents, visitors, workers etc. It is usually understood to mean visual and aural amenity. Factors relevant to amenity include the general characteristics of the locality (including the presence of any feature of historic, architectural, cultural or similar interest), daylight, sunlight, outlook, privacy, air quality, effects of wind, odour, noise and vibration. Amenity should be preserved, so potential impacts need to be assessed and managed. More spaces, podium decks, street trees, and other trees, grass, planting and water. Trafford’s identityThe identity or character of a place comes from the way that buildings, streets and spaces, landscape and infrastructure combine together and how people experience them. More is largely characterised by the extensive tree cover and mature planting across the Borough. These places have been created in the past through the bold visions of previous generations. To maintain this identityThe identity or character of a place comes from the way that buildings, streets and spaces, landscape and infrastructure combine together and how people experience them. More it is important that this tradition is continued.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Area types:
- In New Places it should be demonstrated how this fits in with a masterplan or Design Framework for the whole of the place.
Documents required:
- Site Wide Landscape Strategy (may be incorporated into the Design and Access Statement)
APL 12
Habitable room privacy
CODE
Description
Compliance
CODE
Habitable rooms within each apartment must achieve an adequate level of privacy.
Description
The additional height and density of apartment developments should not compromise the privacy of its residents or neighbours in relation to neighbouring properties (including within the development), the street and other public space.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Documents required:
- Site plan
- Floor plans
- Elevations
- Code requirement signposted in the Design and Access Statement.
Examples
Wrap around corner units; the diagram shows one of numerous ways of mitigating potential overlooking by using adequate separation and wrap around corner units.
Core and circulation; the core and corridors can be used at corner points for greater separation distance between habitable windows on neighbouring apartment units
Key
Distance between habitable windows
Overlooking windows of same apartment
APL 13
Separation distances (existing areas)
CODE
Description
Exceptions
Compliance
CODE
In existing areas, the layout of apartments must ensure that privacy and amenity standards for occupiers and residents of existing developments is safeguarded. The following separation distances must be provided between major facing windows across private gardens and between apartment blocks: Up to 2 storey – 24 metres; 3 to 4 storey – 27 metres; 5+ storey – 30 metres.
Applies to: Suburbs, Rural and Villages, Green Belt and River Valleys.
Description
Apartment layouts must take account of the privacy of existing and future occupiers. Where development is proposed in existing neighbourhoods, care must be taken not to compromise the privacy and amenity standards of existing occupiers.
Exceptions
In ‘Suburbs’, where a scheme does not affect existing residential properties, and the context is appropriate, the ‘New Places’ separation distances may be applied.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Development types:
- Infill development should correspond with separation distances generally experienced by neighbouring properties, taking into account any increase in height.
Area types:
- Does not apply in New Places
Documents required:
- Site plans
- Floor plans
- Code requirement signposted in the Design and Access Statement
Examples of applying separation distances
Shadow studies taken on 21st March between 9am and 4pm on a north facing plot
Two storey apartments; 24m between major facing windows across private gardens
Four storey apartments; 27m between major facing windows across private gardens
Six storey apartments; 30m between major facing windows across private gardens
APL 14
Separation distances (new places)
CODE
Description
Compliance
CODE
In ‘New Places’, the layout of apartments must ensure that privacy and amenityThe desirable or useful features of a building or place which support its ongoing use and enjoyment by building occupants, residents, visitors, workers etc. It is usually understood to mean visual and aural amenity. Factors relevant to amenity include the general characteristics of the locality (including the presence of any feature of historic, architectural, cultural or similar interest), daylight, sunlight, outlook, privacy, air quality, effects of wind, odour, noise and vibration. Amenity should be preserved, so potential impacts need to be assessed and managed. More standards of occupiers are safeguarded. A minimum of 18 metres must be provided between facing windows for buildings of up to and including six storeys in height. Buildings that exceed six storeys in height must provide a minimum separation distance of 21 metres.
Applies to: High Rise, High Density and New Places – Low Rise, Low Density.
Description
The development of ‘New Places’ creates the opportunity to allow for a greater degree of flexibility in the separation distances between new buildings, where all residents impacted will be aware of the site’s context and level of privacy provided. The minimum separation distances are set in order to protect the privacy of residents. However, a greater separation distance between buildings may be required dependent upon the height, scale and form of the buildings, impact on external amenityThe desirable or useful features of a building or place which support its ongoing use and enjoyment by building occupants, residents, visitors, workers etc. It is usually understood to mean visual and aural amenity. Factors relevant to amenity include the general characteristics of the locality (including the presence of any feature of historic, architectural, cultural or similar interest), daylight, sunlight, outlook, privacy, air quality, effects of wind, odour, noise and vibration. Amenity should be preserved, so potential impacts need to be assessed and managed. More spaces, and/or to deliver appropriate townscape solutions.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Area types:
- Does not apply in ‘Suburbs’, ‘Rural and Villages’ or ‘Green Belt and River Valleys’.
- In New Places – 1-6 storeys minimum 18m between facing windows; 7 storeys + minimum of 21m between facing windows.
Documents required:
- Site plans
- Floor plans
- Code requirement signposted in the Design and Access Statement.
Apartments plan and internal layout case studies
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Aura, great kneighton
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Aarhus residence, Denmark
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Brentwood Locks
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